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Home My WebLink AboutO-08726MEA=.bit 1129ffl ORDINANCE No, 872S__- AN ORDINANCE AMENDING ORDNANCE N0, t871, THE COMPREHENSIVE ZONING ORDINANCE FOR THE CITY OF MIAM1, BY CLANGING THE ZONIN0 CLASSIFICATION OF LOTS 27 AND 28 BLOCK 7, emD PARK (543 BEING APPROXIMATELY 25 N.V. 34TH STREET, FROM AR-2 (Two Family) TO C-5 (LIBERAL COMMERCIAL); AND 8Y MAKING THE NECESSARY CHANGES IN THE ZONING DISTRICT MAP MADE A PART OF THE SAID ORDINANCE NO. 6871 BY REFERENCE AND DESCRIPTION tN ARTICLE III, SECTION 2 THEREOF; BY REPEALING ALL ORDINANCES, CODE SECTIONS, OR PARTS THEREOF IN CONFLICT; AND CONTAINING A SEVERABILITY PROVISION, WHEREAS, the Miami Zoning Board at its meeting of June 20, 1977, Item No, 8, following an advertised Hearing, adopted Resolution No, ZB 109-77 by a 7 to 0 vote recommending change of zoning classification as hereinafter set forth; and WHEREAS, the City Commission, after careful considera- tion and due deliberation of this matter, deems it advisable and in the best interests of the City of Miami and its inhabitants to grant said change of zoning classification as hereinafter set forth, NOW, THEREFORE, BE IT ORDAINED BY THE COMMISSION OP THE CITY OF MIAMI , FLORIDA: .Section 1. Ordinance No. 6871, the Comprehensive Zoning Ordinance for the City of Miami be, and the same is hereby amended by changing the zoning classification of Lots 27 and 28, Block 7, WYNWOOD PARK (5-23) being approximately 25 N.W. 34th Street, from R-2 (Two Family) to C-5 (Liberal Commercial) and by making the necessary changes in the Zoning District Map made a part of the said Ordinance No. 6871 by reference and description in Article III, Section 2 thereof. Section 2. That all laws or parts of laws in conflict herewith be, and the same are hereby repealed insofar as they are in conflict, Section 3, Should any part or provision of this ordinance be declared by a court of competent ,jurisdiction to be invalid, the same shall not affect the validity of the ordinance as a whole. PASSED ON PIAST READ1NO BY TITLE ONLY this day TOUR 1,77. PASSED AND ADOPTED ON SECOND AND FINAL REAMN BY 71TLE ONLY tht Jjm day of 1122012....., 1977. MAURICE A FERRE ATTEST: ty c er PREPARED AND APPROVED EY: macmEL E. ANDERSON Assistant City Attorney APP ovp AS TO FORM AND CORRECTNESS GEORGE F. OX, JR. City Atto ey IMAM PlitiffeW ND IMMO *Men Ptittidd nett mei smitay teed Mies Mitirtio Ode eel" !loth, VIM SO neleit VOURI, 'Or Vett WVti dvidetiload luther trtliartefai 128 bft , a esulLWaell SltUV1ft di ceunt,,anitatTIMl flyt /Ale _Viten fey ttllfUP alai Adyartmardantler WON, In City„ of Mimi, Plorida Re' ORDINANCE NO. R726 In the .. ... ............. . . ... .. eduft. was pubtahad in old tiewsnanat in the tom et November 2.6, 1977 Mist*. Minot says that the said Miami Pavia* and Dotty Relent IS 1 nerisoadat published It MIlmI, In bald Dile county, Plead', and that the tam hews• paper_ has ilapetatof been tentinuoully thibjlahall Ifl slid Dade county wth ide. oaday (eseedt astutely, 8unday and Legs: olftlay1) and hit been entered la DOOM Clete Mel matter It the Otist Office Ib MIMI% in seta Dade Courity, Florida, tot a iretlird Of bite yell hest Dlealidlltit the filet OubilalitiOlt 0? the attached my, edvenlleitieht: and &flight Sunhat laya that the nee nether OSIO, tier promised Shy OetiOn, firm trepatetiOn eny aleseunt, rebate. commission atoll fat the purpose of galrairig this edvettitemerit oubmation in the said newspaper. 16th 1.de (SEAL) My commission e • P�be me this A. b•.' 10.7 7 a et Letige. All triVivitie NMI mrlIef Vet ivt 10Th 4181 Iletlifhten The DV, temmtnIevi %Allot VRWRISitieiiieIIVONIONNO. * temingiNtive atemottet: zOIDINANDI NO, rib • AN ONDINATitt AMENDING ONDINANDI NOM7hTNI* • tOMPRININSIVE tONIND ONDIWANDI fent THreirt OP WAN% SY tHANOINO IONIRDDIAIII*DAtION, OP Olt AND* 'DOCK, f, *INWOOD PAIN tia) iND APPIONtMATILY ID NM. 111,14 Marto PROM *4 efts/6 Parlidy) tO t tLIIENAL tOMMINDIAM) AND'SV MAKING tHt NRCOSSAR, CHANDIII IN THE IONIND DISTRICT MAP MADE A PART OP 'ME IAID ORDINANOR • NO. WI tIY RIPE Inn ANb DESCRIPtION IN AfttIttl Ili, StetiON't -THEREOF: RY RIPDALINO"ALL bINANCES, ODE St CTIONS, OR PARTS 114REOP, IW." CONFLICT; AND tONTAININO A SevtRARILITYPROVI. SION, RALPH D. omit VI* eLeltit Publication of MI% hOtite Iffl the it, day at November,141,. II/16 M iiii41 LOCATION/LEGAL OWNER APPLICANT ZONING REQUEST EXPLANATION RECOMMENDATIONS PLANNING DEPAR TMENT ZONING FACT SHEET ZONING BOARD MEETING June 20, 19 APPLICATION DATE May 23, l977 Approximately 2: NW 34th Street Lot 27 28: Block 7; WYNWCOD PARK (5-23) George W. Peace ?1 Co. 20 NW 34th Street Phone: 573=6222 George M. Peace same addr e s s R-2 (Two Family) Change of Zoning Classification from R-2 (Two Family Dwelling) to C-5 (Liberal Commercial) The purpose of this Change of Zoning is for the applicant to be able to expand a non -conforming commercial. use presently existing on three lots directly across the street from where this rezoning is being requested. DENIAL: The predominent land use of the area is single and two-family residential, with liberal com- mercial development existing to the east of the subject property, along Miami Avenue. The property im- mediately south of the subject property is used by the applicant. for the same use that is suggested by the subject petition, for millwork and woodworking. This residential area is -mown as the Wvnwood area and has been an area of considerable activity through the Community Development Program, which has included home improvern loans, upgrading and developing community facilities, and extensive street improvement programs, all designed to improve the quality of life ,;within this corrm unity . The change of zoning as requested intrudes into this residers community, and the ?ranting ,.to :.a Id tend to encourage simils encroachment by properties existing under similar circums in the surrounding area. A request immediately north of th subject property was properly denied, and part of the property has subsequently been developed for apartment purposes. ZONING BOARD The Miami Comprehensive Neighborhood Plan recornmends that this area be maintained as a lo:v density neighborhood and that continued effort be made to improve the quality of life within the com- munity. See attached study dated September 15, 1977. Recommended Approval, . 'ine 20, 1977, Resolution =109-77, by a 7-0 vote. COMMUNITY Several area residents supported the request at the hearing REACTION and only 1 objection was received in the mail.. CITY C OMMISSION Deferred, July 21, 1977, requesting the Planning Department to conduct an additional study of the area (M-77-599). Approved on 1st reading, October 20, 1977. PD 5-14-77 . 7/5; 7 za D rt a 0 /y. 3 Sr,1�E�T ■ Q ill nc 71 0000u c- G 25 `N.W. 34 ST. WYNWOOD PARK axisr/m<c- AGL�Y /50=0" 0 GB/NET SA/OP A CX45 r/,v - TRE�'S N W 8¢ .o-7•,,z7 e*7 .� 1 T \ / 1'q — ^ . • .. • S7 • _ — • 1• • 7 r7" 77.. i :..� .+ — • u• a..�..• Le, OM CITY OF MIAMI. FLORIDA INTER•OFFICE MEMORANDUM J ROM: Joseph R. Grassie City Manager Richard L. Fosmoen, Director DATE. September 15, 1977 FILE. SUBJECT' Zoning Change Request - 25 NW 34th Street - George Peace REFERENCES City Commission 'riotion Planning Department 77-599, July 21, 1977 ENCLOSURES: RECOMMENDATION The Planning Department recommends that no changes of zoning from a residential classification to a commercial or industrial classification be instituted in the subject study area, which includes the two lots pending consideration for a zoning change from R-2 (two-family residential) to C-5 (liberal commercial). Should a zoning change be instituted with reference to the aforementioned two lots, it is suggested that the minimum area to be considered for a change, include lots 26, 27, and 28 of block 7 and lots 9, 10, and I I of block 12, WYNWOOD PARK SUBDIVISION. Such a change would necessitate that an expanded zoning change application would have to be processed through the Zoning Board, for recommendation. STUDY AREA Pursuant to the City Commission's request, the Department established the study area as being circumscribed by NW 36th Street on the north, the Florida East Coast Railroad Yards on the east, NW 29th Street on the south, and NW 2nd Avenue on the west. ANALYSIS LAND USE The predominate land use of the study area is single-family residential, with significant cmounts of duplex development, along with multiple -family development concentrated in the northern and southern portions of the study area. The periphery of the study area accommodates general and liberal commercialdevelopment. The Tend use in terms of the percentace of the total study area is set forth in the following table: Page I of 3 Land Use 1960 1975 Single Family 46.5% 32. 1 % Duplex 6.6 15.2 Multi -Family 4.2 15.0 Total Commercial 13.5 14.7 Retail 2.1 Service 5.2 Office 3.2 Wholesale 4.2 Manufacturing 3.7 4.0 Parks 7.3 6.7 Vacant Urban 11.1 4.6 All Others 7.3 7.7 100.0% 100.0% The 1975 land use survey of the study area indicated that there was a signi- ficant amount of vacancy associated with the service type establishments that are located in the area. Although manufacturing and similar type usage is not included within the definition of service facilities as reported above, field surveys indicate several vacancies for this type of land use also. ZONING The zoning of the study area is predominately R-2, two-family dwellings, with R-3, low density multiple dwellings in the southern portion of the study area; R-4, medium density dwellings in the northern portion of the study area; C-4, general commercial zoning along portions of NW 2nd Avenue and 36th Street; and C-5 liberal commercial Tong the entire eastern boundary, Miami Avenue. A significant amount of commercial zoning does exist in the area to provide for the needs of this community. The commercial zoning boundary in relation to the petitioned change of zoning is uniformly estcblished ct the rear of the properties fronting on Miami Avenue, with one exception. „ rezoning did occur in the multiple family area to the north of the study area. which accommodates parking for commercial development located on ,Miami Avenue. COMPREHENSIVE NEIGHBORHOOD PLAN The Comprehensive Plan has designated that this area should be developed with tow to moderate residential uses (up to 14 dwelling units per acre). The Plan hos further stated that cs objectives of the Housing and Residential Neighborhood Element. the City should "promote viable urban communi- ties, adequate public services and a suitable living environment to meet the physical, social cnd economic needs of the population" cnd should "provide adequate housing for low and moderate income families." Page 2 of 3 COMMUNITY DEVELOPMENT These 14 blocks are a portion of the Wynwood Neighborhood (bounded by 36th Street, lorth 'vliami Avenue, 29th Street and 7th Avenue). This neigh- borhood has been identified by the Community Development Department as a transitional area. As such it is characterized by initial and progressive decline and changes from one type af household use and occupancy to another. Transitional areas have the potential for providing the greatest benefit per public dollar spent cs the level of decline is clearly reversible through a combination of public and private actions. As evidenced below, a large proportion (32.6%) of the housing stock in this area only needs minor repairs to make it into good condition. CONDITION OF HOUSING STOCK Study Area City of Miami In Good Condition 59.6% 73.9% Needs Minor Repairs 32.6 I6.3 Needs Major Repairs 7.8 7.6 Dilapidated 0.0 2.2 100.0% 100.0% Several Community Development projects have already been completed in the neighborhood and more are planned for the next three years. The streets in the western half of the neighborhood have just been improved and within the next year work is to start on the improvement af the eastern areas. Property owners have already responded to these improvements by upgrading the condition of their housing. Repainting, redecorating and new structures have appeared. The neighborhood residents have also asked that scattered subsidized housing be developed within the area. The City's Community Development office has proposed that 40 of the 400 Section 3 subsidized housing units be located in this area. Sites have been icentified and third year CD funds have already been allocated for the acquisition of this land. The subject property has been identified as a possible site for locatina four of these units. CONCLUSIONS The proposed rezoning request is not in compliance with the community objectives set forth by the Comprehensive Neighborhood Plan and the existing and future Com- munity Development programs. Housing is a critical need within the community and the study area is specifically cited as a responsive resource to this need. Com- mercial encroachment into the residential area as proposed. and the precedent estab- lished by such a rezoning when considering properties existing under similar circum- stances in the area, can only lessen the resource potential of the area, end discourage the continuing stabilization efforts that are presently impacting the community in a positive manner. An abundant amount of properly zoned and available Icnd exists in this community to'accommodate needed commercial activity without dis- service to the needs of housing. Pcge 3 of 3 N', Vt, 26 St. N. W. 32 St. N. W. 31 St. N. W. 30 St. LI J * 11111111. ill 1111111 EXISTING LAND ESE Commercial/ Non- Residential One Family Multi Family Public Semi Public TV man ElTwo Farnily L Vacant Land 11 N. W. 36 St. N. W. 35 St. N. W. 34 T e r r. N. W. 34 St. N W. 33 St. N. W. 32 St. N. W. 31 St. N. W. 30 St. N. W. 29 St. EXIST LNG ZONING PETITIONED CHANGE OF ZONING CITY OF MIAMI PLANNING DEPARTMENT Design of Street Improvements & Beautification - Dade County - $18,000 3rd Year Local Street Improvements City of Miami 1st Yecr - $150,000 2nd Year - $150,000 3rd Year - $23,100 Robert E. Lee Jr. High Playfield Improvement City of Miami - $174,000 - 2nd Year Mini Perk Acquisition & Development City of Miami - $100,000 3rd Year Potential Housing Sites 1 1 l- Neighborhood Facility County 1st Year - $220,0(, 2nd Year - $359,0 3rd Year - $214,0. City of Miami 1st Year - $75,00( Wynwood Community Development Target Area City of Miami Planning Department